House 01Night House
- Area
- 420 m²
- Location
- Koncha-Zaspa
- Year
- 2025
- Built in
- 16 months
A dark timber volume floating over a glass ground floor. By day the house almost disappears into the pines; at night it becomes a lantern.
Plumb is a design-and-build studio in Kyiv.
We design and build private houses.
Architecture, engineering, construction and interiors by one team, under one contract, with a fixed price for every stage. Kyiv region, from 250 m².
- 61houses handed over since 2011
- 1contract for design, engineering, build and interior
- 10yrstructural warranty
- Move the cursor over the house to see its drawingIn the photo: Night House, Koncha-Zaspa, 2025
A house is not assembled. It is considered, engineered and built by people who answer for every line of it — from the first sketch on your plot to the last shadow gap in the plaster.
14
checkpoints signed off by an independent engineer on every house.
42
architects, engineers and builders on staff. No subcontracted design.
2.1%
average difference between first estimate and final cost since 2019.
Selected
houses
Four of the sixty-one. Every one designed and built by us, start to finish.
House 02Old Oak House
- Area
- 380 m²
- Location
- Kozyn
- Year
- 2024
- Built in
- 14 months
Planned around a 140-year-old oak. Foundations were redesigned on micro-piles so not a single root was cut.
House 03Lattice House
- Area
- 510 m²
- Location
- Bucha
- Year
- 2023
- Built in
- 18 months
A perforated aluminium screen, cut on our own CNC, filters the west sun. The pattern was calculated from the sun angles of the plot.
House 04Terrace House
- Area
- 460 m²
- Location
- Vyshhorod
- Year
- 2025
- Built in
- 15 months
Two white volumes stepping down towards the Dnipro. Every ground-floor room opens straight onto the water terrace.
Six questions.
Straight answers.
Every client asks them before signing. Most builders answer with adjectives. We answer with how the work is set up.
-
“Will it actually look like the renders?”
The drawing is a promise.
The architect who drew your house visits the site every week. Nothing in the approved design changes without your signature.
-
“Will it go over budget?”
No hidden costs.
A fixed price for each stage, agreed before that stage begins. Since 2019 our houses closed on average 2.1% above the first estimate, and every change was approved by the client.
-
“Will construction take forever?”
A date, not a season.
You get a week-by-week schedule before we break ground. Nine of our last ten houses were handed over on or before the contract date.
-
“Will I have to coordinate twenty contractors?”
One team.
One responsibility.Architecture, engineering, construction and interiors under one roof and one contract. If something isn’t right, there is exactly one company to call.
-
“Will they disappear after I sign?”
One person, start to finish.
Your project manager is at the first meeting and at the handover. A written report with photos arrives every Friday.
-
“What if something goes wrong?”
Built to answer for.
An independent engineer signs off 14 checkpoints before anything is covered up. Ten years on the structure, two on finishes, and a service visit every spring.
Have a question we didn’t list?
Ask it in your briefFrom the first line
to the final detail.
-
01
Concept
We walk the plot with you: sun, views, neighbours, slope. You leave with a concept and an honest budget range.
3–5 weeks -
02
Architecture
Plans, elevations and every opening drawn to the millimetre. Nothing is built that you haven’t approved.
8–12 weeks -
03
Engineering
Structure, heating, ventilation and electrics designed together, so nothing is improvised on site. The construction price is fixed here.
6–8 weeks -
04
Construction
One site team, one schedule. An independent engineer signs off each checkpoint before it’s covered.
10–16 months -
05
Interior
Joinery, stone and light, detailed by the architects who drew the walls they sit in.
3–5 months, overlapping -
06
Handover
The keys, the as-built drawings and a maintenance book. Then we come back every spring.
1 week, then 10 years
Level ± 0.000
Kitchen joinery, smoked oakHanded over14.03.20253 days early
ProjectCedar House, Irpin
DrawingSite plan
Stage01 of 06
Same house.
Two years apart.
On the left, the elevation the clients approved in March 2023. On the right, the house we handed over in June 2025. Drag to compare.
- Approved design
- March 2023
- Changes on site
- 3, all signed by the client
- Final cost vs. contract
- +1.4%
- Handover
- June 2025, on the contract date
The part
you won’t
notice.
Premium isn’t a material. It’s what happens at the joints, corners and thresholds — details that only show themselves over fifty years.
The part
you won’t
notice.
Premium isn’t a material. It’s what happens at the joints, corners and thresholds — details that only show themselves over fifty years.
Stone
Grey limestone, honed, 20 mm. We go to the quarry and book-match the slabs before they’re cut.
Timber
Thermo-ash battens, 42 × 18 mm, on hidden stainless clips every 400 mm. No visible screws, ever.
Metal
Powder-coated aluminium, perforated on our own CNC. Hole size follows the sun on each facade.
Glass
Triple glazing, Ug 0.5. Frames recessed into the floor, so the threshold is something you can’t feel.
Plaster
Lime plaster in three coats. Corners finished by hand to a 2 mm shadow gap.
Marble
Sealed twice, the veins aligned across every joint of the room — floor to wall to ceiling.
Your project.
Always within
reach.
Every client gets a private project room: the schedule, the budget, every report and every decision waiting for you. Open it from anywhere, at any hour.
- Every Friday, a written report with site photos from your project manager.
- Every change is priced before it happens. You approve it, or it doesn’t happen.
- Every invoice is tied to a finished, signed-off stage.
Project roomCedar House, Irpin
Week38 of 61
ScheduleNext: roof closed, 24 October
- Concept
- Architecture
- Engineering
- Construction
- Interior
- Handover
BudgetVariance +0.8%, approved 12 Sep
Approved€1 240 000
Spent to date€742 300
Friday report, 3 October
South facade battens installed. Independent check of the roof insulation passed: checkpoint 9 of 14.
Andriy Melnyk, project manager
Waiting for you
Terrace stone, sample B. Same price as sample A.
“We expected to manage builders for two years. Instead there was one person who called every Friday, and a house that looks exactly like the drawing we signed.”
Before
you ask.
Anything else, put it in your brief. A partner answers personally.
How much does building a house cost?
Most of our houses land between €1,900 and €2,800 per m², turnkey, including architecture, engineering and interiors. The main variables are the plot, the facade materials and the engineering systems. After the first site visit you get a written range within a week.
How long does construction take?
From first meeting to keys, typically 20 to 28 months for 300–500 m². Design takes 5–6 months, construction 10–16, and interiors overlap the last third of construction. The schedule is fixed week by week before we break ground.
Do you work with an existing architectural project?
Yes. Our engineers review it first, usually within two weeks, and tell you plainly what can be built as drawn, what needs adjusting and what that changes in cost. About a third of our houses start this way.
Can you design the house from scratch?
That’s how most of our houses begin: with a walk around your plot. Our architects design the house, and the same studio carries it through engineering, construction and interiors.
Do you manage engineering?
All of it, in house: structure, heating and cooling, ventilation, electrics, water and drainage, smart-home cabling. Engineers sit next to the architects, so systems are designed into the walls instead of cut into them later.
Can I choose my own materials?
Of course. We bring samples to your site to see them in real light, price each option side by side, and tell you honestly how each one ages.
What happens if the budget changes?
Nothing changes without a written, priced change order that you approve. If something on site is our mistake, it’s our cost. If you change your mind, you see the price before anyone picks up a tool.
What warranty do you provide?
Ten years on the structure and envelope, two years on finishes and systems, and a service visit every spring for the first five years. All of it in the contract, not in a brochure.
Where will
it stand?
Tell us about the plot and the house you have in mind. A partner replies within two working days. A conversation, not a sales script.